Final Development Plan (Text) text
July 18, 2024
Hope Timber Pallet & Recycling
Final Development Plan
PREPARED BY: ADR & Associates 88 West Church Street Newark, OH 43055 July 18, 2024 Jersey Township Bud Witney 1481 Mink Street, SW Phone: (614) 226-6635 Pataskala, OH 43062 Email: bwitney@jerseytownship.us RE: Hope Timber Pallet & Recycling Final Development Plan On behalf of the owner, Hope Timber Palley & Recycling, we are presenting to the board of township trustees the Final Development Plan for their +/-32.94 acre parcel located at 11062 Beaver Road NW, in compliance with the Worthington Corridor Overlay District requirements Within the development, property is subject to the WCOD regulations and not to any other zoning regulations. Compliance with the WCOD regulations shall be determined by the board of township trustees or township zoning commission, as applicable. The proposed development will include general manufacturing. The site is currently used for agricultural purposes.
If you have any questions at all, please do not hesitate to contact me at 740-345-1921 Sincerely, ADR & Associates, Ltd. _______________________________ _______________________________ Brian J. Wood Brian C. Klingenberg, PE Project Manager Project Engineer
Planned Unit Development (PUD) Preliminary Development Plan Contents
APPLICANT & PROJECT TEAM INFORMATION 3 PROPERTY INFORMATION 3 DEVELOPMENT DETAILS 3 OWNER HISTORY 4 DEVELOPMENT OBJECTIVES 4-8 DIVERGANCE FROM STANDARDS 8 LOCATION MAP / AERIAL PHOTO MAP 9 EXISTING ZONING MAP / SUB-AREAS 10
ATTACHMENTS
- CURRENT PROPERTY DEED o Legal Description o Exhibit
- UTILITY LETTERS o Licking County Health Department o Southwest Licking Community Water & Sewer District
- DEVELOPMENT PLAN
Applicant & Project Team Information
APPLICANT (OWNER): ENGINEER:
Hope Timber Pallet & Recycling, LLC ADR & Associates, Ltd.
Thomas Harvey, CEO Brian Wood, Project Manager Kevin Harvey, President 88 West Church Street TJ Harvey, VP Newark, OH 43055 Tim Harvey, VP (740) 345-1921 bwood@adrinnovation.com Hope Timber Pallet & Recycling, LLC 141 Union Street ARCHITECT Newark, OH 43055 Project Construction | Project Architecture
(740) 344-1788 office Luke Baus, Architectr
(740) 404-1189 cell 149 E Main Street tharvey@hopetimber.com Hebron, OH 43025
(740) 928-1105 luke@projectconstructionco.com
Property Information
Property located on Beaver Road, between Mink Street and Burnside Road in Jersey Township, Licking County, Ohio.
ADDRESS: 11062 Beaver Road NW PARCEL ID: 036-110304-00.001 CURRENT USE: Agricultural PROPOSED USE: Manufacturing (NAICS 321920 – Wood Container and Pallet Manufacturing) CURRENT ZONING: “RR-3” - Rural Residential “WCOD” – Worthington Corridor Overlay District Sub Area “IE” – Innovation Employment
Development Details
The proposed development will include an 18,750 square feet open-air canopy in addition to the existing barn complex. The site’s development will also include improvements to the existing access from Beaver Road. No additional access is planned.
SITE AREA: 32.948 Ac.
LOT AREA: 31.491 Ac.
RIGHT-OF-WAY: 0.457 Ac.
Owner History
The company was founded in 1994 by Thomas Harvey. After graduating from college, one by one his three sons (TJ, Kevin, & Tim) joined the company and in 2019 became equal partners. The company has grown from $5 million in annual sales to $22 million over the last six years.
Hope Timber is engaged in the wooden pallet business. It is divided equally between the used (repairable) and new pallet manufacturing. The used/repairable segment of the business entails “spotting” semi-trailers at numerous businesses throughout Central Ohio and hauling away these excess or unwanted pallets. They are then brought back to our repair shop and put through the process of refurbishing. When completed the pallet is resold into the marketplace at a price point below the price of a new pallet.
Development Objectives
The proposed development is based on the requirements of the Township’s “WCOD” - Worthington Corridor Overlay District (Sub Area “IE” – Innovation Employment) requirements.
The expected use is Manufacturing (per NAICS 2007 CODE 321920 – Wood Container and Pallet Manufacturing).
Upon approval of the Development Plan, this project shall proceed through Licking County Planning Commission’s Major Development process for review and approval. Same plans shall be reviewed and approved by the local fire district as well as the Southwest Licking Community Water and Sewer District.
There are currently no existing or proposed deed restrictions associated with this property.
Any changes to the development plan, “Minor” or “Major” as determined by the Jersey Township Zoning Inspector, will require approval prior to any revisions.
This property was formally a horse boarding facility comprised of 27 stalls, a 12,000 SF Riding Arena, a 5,000 SF Hay Barn, and a 3-bedroom attached home.
Due to the increased business and logistical closeness to Beach Road, & Mink Road, Hope Timber Pallet & Recycling is proposing to convert the existing structures into a satellite pallet repair shop.
This shop would employee 6-8 people engaged in handling and repairing pallets that are coming from our present and potential new customers in the Beech Road & Mink Road area, Northern Franklin County, Delaware County, and a projected Western Licking County Customers.
The business process is relatively simple as Hope Timber Pallet supplies semi-trailers at our customers’ facilities where they are loaded with their excess pallets. When the trailer is full, we pull the trailer loaded with approximately 500 pallets to the Beaver Road facility, where it is unloaded by forklift and brought to the repair shop to be refurbished into a sellable product. The pallet is either directly loaded into another semi-trailer for delivery to a customer or placed in inventory to be delivered at a later date. We project to have 2-4 trucks of incoming pallets per day and have 2-3 trucks of finished outgoing. As one of our trucks arrives with incoming pallets, it would then hook to a full finished load and head to the appropriate customer.
The existing structures are located in the back-third of the property (approximately 1000 FT) from Beaver Road. To accomplish this development objectives, the following upgrades to the property are proposed:
1. Install a concrete floor within the existing 12,000(+/-) square foot indoor riding arena to transform into a working pallet repair building.
2. Construct an 11,664(+/-) square foot open-air canopy structure to store and unload incoming and inventoried pallets. This structure will be located behind the existing horse stall building and would be shielded from the front and sides of the property to limit visibility from Beaver Road.
3. Construct a loading dock system adjacent to the proposed pallet repair building & open- air canopy to accommodate the loading and unloading of pallets & supplies.
The normal operation hours of business will be from 7am until 5pm M-F and employ 6-8 people handling and repairing pallets. At any given time, there may be 7-8 trailers at the docks unloading or loading pallets.
All noise levels would be contained within the repair building, except for forklift traffic moving pallets to and from trailers.
Stormwater treatment will be accomplished using stormwater basins. Operations and maintenance manuals and agreements will be in place per Ohio EPA requirements. All storm sewer systems shall be designed to meet the requirements of the Licking County Soil Erosion & Stormwater Regulations, including storm release rates.
Water service for the property will continue to be provided by the water well currently installed and approved by the Licking County Health Department. The development will connect to a future 16” water main currently in the design phase by the Southwest Licking Community Water and Sewer District (SWLCWSD) within one (1) year of the public utility becoming available. The water main is expected to be constructed and operational by fall of 2025 as noted in the attached Utility Correspondence letters.
Sanitary sewer treatment will continue to be provided by the existing Small Flow On-Site Treatment Systems (SFOSTS). The Licking County Health Department has acknowledged that the existing system is sufficient to handle the proposed change of use as noted in the attached Utility Correspondence letters. It is anticipated that public sanitary sewer will be provided by Southwest Licking Community Water and Sewer District (SWLCWSD) will be available in the future, although no anticipation date has been provided. All buildings will be required to connect to the public sewer within one (1) year of becoming available.
Discussions with the developer, Township, and County have concluded that the development as proposed does not meet the criteria necessitating a traffic impact study.
Site access will be limited to improving the existing single full access point along Beaver Road.
The maximum existing building height is approximately 28’-0”. The proposed open-air canopy structure height will be 24’-0” measured to the top of the building, both of which are well below the 60’-0” allowable height. There are no new mechanical units (ground or rooftop) proposed as part of this development.
Although no signs are currently proposed, the Jersey Township Zoning Inspector shall approve all signs proposed in the future. Any future entrance signs shall be monument style and/or wall mounted and be illuminated by landscaping style fixtures. No pole signs or digital/LED style signs will be permitted.
Any fencing installed shall be at least 6’ tall and no more than 15’ tall. Fencing material shall be pressure treated wood, iron clad, or black vinyl coated at a minimum and may include vinyl slats for screening. Additional decorative material may be approved by the Jersey Township Zoning Inspector.
Buildings shall have the same caliber of finish on all elevations. Building additions and Accessory Structures, whether attached or detached, shall be of similar design, materials, and construction to that of the existing or principal structure.
Existing tree lines & wooded areas shall be maintained where possible. Additional landscaping shall be provided throughout the development consisting of trees, shrubs and prairie grasses to accent the buildings. Selection of landscaping materials shall be limited to species generally grown or planted in Central Ohio and not generally susceptible to disease. Trash dumpsters shall be screened from view from adjoining properties and rights of way.
Night operations are not expected, and sight lighting is not currently proposed, the Jersey Township Zoning Inspector shall approve all lighting if proposed in the future. Any future light fixtures shall be no more than 25’ in height and shall be cut off type fixtures. Lighting, if provided, shall be for the safety of personnel in loading zones. Lighting shall be reduced 50% during non- operational hours. Footcandles at any property line adjacent to residential zones shall not exceed 0.3 footcandle.
Environmentally sensitive areas (wetlands) shall be restricted from any development or any disturbance and remain in its natural state, unless properly permitted and mitigated by the United States Army Corps of Engineers (USACE) and/or the Ohio Environmental Protection Agency (OEPA). No activity or use which would as a natural consequence of such, impede or make more difficult the accomplishment of the purpose of which the buffer was created. Additional restriction include:
1. No dumping or burning of refuse, including yard waste.
2. No hunting or trapping.
3. Natural resources of the zone shall remain undisturbed, and no topsoil, sand, gravel, or rock shall be excavated, removed, or graded.
4. Nothing shall be permitted to occur within the buffer which would contribute to the erosion of the land. No trees shall be cut or removed, except for dead, diseased, noxious, or decayed trees or vegetation which may be required for conservation of scenic purposes, or for reasons of public safety. Trees felled for the purpose noted above shall occur in a neat manner, and stumps shall remain in place.
5. No public encroachment shall be permitted such as, but not limited to, planting of flowers, shrubs, garden materials, etc., dumping of refuse or debris, or the installation of any type of recreation or other facility or convenience.
The following are highlighted development requirements of the “WCOD” Text:
Minimum Lot Size: 5.0 Ac.
Minimum Lot Width: ½ of lot depth# Building Height: 60' Max.
Lot Coverage: 80% Max.
Building Setbacks: 100' Front (From R/W) 60' Side (Unless it abuts a residential district) 100' Side (When it abuts a residential district) 60' Rear (Unless it abuts a residential district) 100' Rear (When it abuts a residential district) Landscaping Setback: 10’ Wide along the frontage Screening: 5’ tall between residential & non-residential uses.
Parking Setbacks: 40' Front 5’ Side (Unless it abuts a residential district) 100' Side (When it abuts a residential district)
Min. Parking Spaces: 2.0 Spaces per 1,000 square feet#
Max. Parking Spaces: 2.5 Spaces per 1,000 square feet# # See “Divergence From Standards” section.
Divergance From Standards
The applicant requests that the divergences from the following sections be approved as part of this Development Plan:
Section 14.05.F.3
A Divergence from this standard is requested to reduce the minimum lot width required from 752.64' to the currently recorded 250.01'. No reduction of the existing lot width is proposed as part of this development.
Section 14.05.H.3.b.2
A Divergence from this standard is requested to reduce the minimum number of parking spaces required from 12 to 6 based on the number of employees (5) on the largest shift. Ample space is available for additional parking if a change of use were to occur in the future.
Section 14.05.H.4.d
A Divergence from this standard to eliminate the requirement for installation of a 10’ multi-use path along the frontage of the parcel as there is no potential connectivity anywhere along Beaver
Road. A 15’ multi-use path easement has been provided along the parcel frontage for future installation.
Location Map / Aerial Photo Map Existing Zoning Map / Sub-Areas Southwest Licking Community Water & Sewer District
MAILING ADDRESS: ADMINISTRATIVE OFFICE: PHONE: 740.927.0410 P.O. Box 215 8675 York Road SW FAX: 740.927.4700 Etna, Ohio 43018 Pataskala, Ohio 43062 WEBSITE: www.swlcws.com January 11, 2024 Project Architecture Ltd. c/o: Luke Baus 149 East Main Street Hebron, OH 43025 Re: Water/Sanitary Utility Location Request – Beaver Road, Jersey Township, Licking County (036- 110304-00.000) Dear Mr. Baus, Preliminarily, it appears that:
1. With relation to potable water services, the District is in preliminary design of a 16” water main on that is anticipated to be installed on Beaver Road SW. It is estimated that the water main constructed and in service by the fall of 2025; and
2. With relation to sanitary sewer services, the District is in design of the Raccoon Creek Wastewater Treatment Center. It is estimated that this facility will be constructed and operational by the fall of 2027. Additionally, the District is in preliminary design of the Worthington Road Trunkline Sewer Project. It is also estimated that these facilities would be constructed and operational by the fall of 2027. Sanitary sewer service for Beaver Road has not yet been identified within the Districts long range Capital Improvements Plan. The District is working with local governmental officials and stakeholders in area to determine the location and timing of additional sanitary sewer systems within Jersey Township.
Per SWLCWS District Rules and Regulations Section 106, “The District does not guarantee water and/or sanitary sewer service capacity to any person as defined herein for any purpose, whether such purpose be residential, commercial or industrial/manufacturing. Nothing in these Rules and Regulations or other written document of the District shall be construed to constitute an expressed or implied guarantee of the availability of water and/or sanitary sewer services to any property in any amount, or of the intent of the District to provide the same.”
If you have any questions, please feel free to contact me at any time.
Sincerely, Christopher Gilcher Operations Director 740-927-0410 cgilcher@swlcws.com